Would focus on the following:Zoning, special/conditional use variance process, planned zoning, Engineering- building, traffic, soil compaction, water flow, Permitting, fire suppression, fire hydrants, storm pounds, storm sewers, ADA,     Governmental- soil erosion, floodplain, wetlands,Leasing, NNN, CAM,     Valuation approaches.  

@Shyam Panchal, I have rental properties in Tucker, College Park, Westview, Florida Heights, Ansley Park, Sandy Springs, Smyrna, Kennesaw, and Woodstock.

@Neil McCarty, I have rental properties in Tucker, College Park, Westview, Florida Heights, Ansley Park, Sandy Springs, Smyrna, Kennesaw, and Woodstock.

Park fee's School Fees and any other fee's they can think of.. then you have your building permit fee IE plan check and the actual building permit that is usually 2 to 3k. depending on size.. so all in this can run a low of about 15k to 50 to 70k depending on jurisdictionPerk test is a Peculation of the soil  test  IE  how quick will water be absorbed.. in heavy clay soils this can be an issue along with very high ground water.

@Dawn Young - Sorry for all the posts but I wanted to add to your list of possible expenses:Engineering Fees, survey, local entity's application fees for development, building permits, parking lot paving (some areas require pavement rather than gravel), stormwater permit fees, stormwater ponds (the design is included in the engineering fees), underlying soil corrections if your property is on peat-y soils or poorly drained land, wetland delineation, building structure engineering, worker's comp insurance if you hire someone (probably not in this scenario), legal fees for an attorney to write/review your lease, legal fees for attorney to guide you through the process of eviction (often called a 'lien sale' in SS circles), landscaping buffers (yes, I've had to install trees to buffer vehicular traffic - that reminds me, one of those trees are dead and I need to replace it. 

We've had torrential rain deteriorating the foundation further, there are deep 5" sink holes in the soil, main wall in the basement has shifted from 1/2" when I first saw it, to about 3", siding is sagging in areas and door in bathroom will not shut by about 1/2" (it was find 2 months ago).

Just a note about Round Rock properties: the ground moves because of contracting soils so be sure to check the foundation.

From what I see the retail should be going for $55-$60/sqft (please correct me if I'm wrong) and it has 1yr left on lease.Other notes: building in good condition, Sandy didnt effect it, it's in a great part of Washington Street, owner is an old guy living in Florida, approved to build 1800sqft 3rd level for apartments, electric heat.Revenues(if retail is rented for $55sqft): $158000Expenses: Tax $20000Insurance: $6000Profit:~130000What is the potential for appreciation?

There are enough easier jobs where they won't have to take on the added risk.It also seems like a normal footing would work but I suppose the soil and weight of the structure may dictate otherwise.

Theres new construction oppurtunity in Neighborhoods like Brookhaven, Buckhead, sandy springs, north druid hills.